It occurs almost 1,000 times per day by both small individuals and large corporations.

@Heather Watkins I prefer to see the posts where the investor is merely contemplating taking the steps you've taken rather than instances where they have already spent unnecessary time and expense on entity formation because we as a BP community can at try to steer the investor in the right direction.

The first floor features a renovated kitchen with a large island, connecting a cozy sitting room, a living room with a 55" TV, a dining area, and a spacious back porch.

Think New York, San Diego, Los Angeles, etc.The problem with that though is a) You may not be able to afford anything there, or b) If you can afford a downpayment you'll be eating negative cash flow.In short, the highest appreciating markets may cost you too much per month to participate in because they have large negative cash flow.So you need to find a market that balances the two.

Now you're saying you are going to tie up a lot of cash, cash that could actually be making you money, for a year, and then go into a very large rehab (time and cost) project hoping to make money on it,...how? 

I see myself investing in large multi-family and apartments, with other investors too!

You would want to wait on or expect to redo cosmetics, paint, carpet, etc.Keep in mind doing remodel work that it's like doing a flip your not doing it for your tastes but a large group of people. 

The first floor of this private home offers a bright renovated kitchen with a large island centrally located between a cozy sitting room, the living room with 55" TV, a dining area, and the spacious back porch.

Quote from @Brenden Evans: A large percentage of investors (maybe the majority) never really learn to manage their properties well.

there's also the activity against RealPage.i sometimes joke that i hope my portfolio gets large enough that these rules target me.so... thoughts?